Broken Bow & Hochatown Cabin Owner FAQ

Property Manager is full-service short-term rental management at 20% of net rental revenue: we run the listing, the pricing, the guests, the cleaning, the maintenance, and the taxes. Home Care Concierge is from $500 per month: you keep control of the property and any bookings, and we perform one scheduled care cycle a month covering a maintenance clean, hot-tub attention, light exterior upkeep, a visual check, and a report. STR Cleaning & Local Support is a custom quote, scoped to your property: turnovers on a booking calendar and local hands for a rental you run yourself.

If you want the rental run for you, take full management. If the property is a private second home, or a cabin you use yourself and rent only occasionally, take Home Care Concierge. If you run a rental yourself and need turnovers on a booking calendar, ask about STR Cleaning & Local Support. The honest test for the first choice is whether you want to keep answering guest messages. The test for the second is whether the property needs a monthly care cycle or a per-booking one.

No. Private second homes are a core part of what Home Care Concierge is for. You do not need a listing, a rental history, or any plan to rent the house. If you never want a guest in it, that is fine with us.

Yes. If you self-manage a cabin, we can provide the agreed physical care between your bookings without taking over the listing, the pricing, the calendar, or your guest communication. Guest turnovers and any schedule beyond the monthly base plan are quoted separately, because a rental that turns over every weekend needs a different plan than a home used once a month.

Yes. This plan is built for it. You keep your manager, your listing, and your bookings, and we handle the on-the-ground work they're not doing well or not doing at all. We also work with owners who self-manage entirely.

Yes, and a fair number of owners do exactly that. It's a reasonable way to see how we work before handing over the whole property. Availability isn't guaranteed, though, since we cap how many cabins we manage.

No. They answer different questions. Management is a share of rental income for operating the rental business. Home Care Concierge is a fixed monthly plan for agreed physical care of a property, whether or not it is rented. One is not a discount on the other, and a self-managed rental that needs weekly turnovers is not a fit for the monthly base plan without additional scoped visits.

Because the whole model depends on the person making decisions about your cabin having been inside it. That stops being true past a certain number of doors. We would rather turn away an owner than quietly become the kind of company where your cabin is a row in someone's queue.

20% of net rental revenue. That is the entire recurring management fee. The 20% is calculated on what is left after platform host fees and occupancy taxes come out, not on the headline booking total; cleaning and pet fees pass through directly to cleaners and are not part of the calculation. There is no setup fee and no monthly minimum — if your cabin makes $0 in a month you owe us $0. Optional professional photography is $750 (only if you want our shoot). Everything else (utilities, consumables, linens, maintenance, pool / hot-tub service, permit renewals) is billed separately at cost with the receipt on your monthly statement. Maintenance items over $300 always require your approval first.

After. 20% of net rental revenue, meaning the booking revenue that remains after platform host fees (Airbnb's host-only fee of 15.5%, or whatever VRBO withholds) and state and local occupancy taxes have come out. Not 20% of the headline booking total. Cleaning and pet fees pass through to vendors and are never part of the base. Maintenance and vendor invoices are billed to the owner at cost with no markup, and anything over $300 needs owner approval first. No setup fee, no monthly minimum, no annual contract.

Most national operators calculate their percentage on gross booking revenue, before platform fees and taxes come out. Frontier calculates on what is left after. Two managers quoting the same percentage against different bases are not quoting the same price, so it is worth asking any manager which one they mean.

The base plan includes one scheduled monthly care cycle and one interior maintenance cleaning. Additional visits, guest turnovers, repairs, materials, and higher-frequency service are quoted separately. The exact rooms, square footage, exterior areas, and hot-tub responsibilities are written into your property scope after the walkthrough, so what you are paying for is never a matter of interpretation.

It's quoted per property after a walkthrough. There's no published rate because the work isn't standard: a two-bedroom that needs turnover cleaning only and a five-bedroom with a pool, a hot tub, and a long gravel drive are genuinely different jobs. Recurring work is quoted as a flat monthly figure, and on-call work is quoted at a rate you approve before we start. No setup fee, no annual contract.

Because we'd be wrong for most owners. A published rate either overcharges the simple properties or quietly excludes half of what a complex one needs, and then the real number shows up later as a surprise. We'd rather look at the cabin first and give you a figure that holds.

No. When we bring in a licensed plumber, electrician, or contractor, their invoice passes through to you at cost. You see the actual bill. We charge for the coordination, not for the privilege of hiring someone.

On the Property Manager plan you owe us nothing. The fee is a percentage of income, and there is no monthly minimum and no setup fee, so a dead month costs you nothing in management. Home Care Concierge and local support are different: they are payment for scheduled work performed, so the monthly plan fee, or the work we did on a self-managed rental, is invoiced whether or not the property earned anything.

No. We believe in earning your business every month. Our management agreements can be cancelled with 30 days written notice. No early termination fees, no penalties.

Absolutely. We handle the transition process to make it as smooth as possible. This includes transferring existing listings and reviews, setting up new systems, and coordinating with your current company on the handoff timeline.

Existing bookings transfer with the listing. We honor the rates and house rules your guests already agreed to, then optimize everything from your go-live date forward. In most switches we have zero cancellations, guests see a smoother experience, not a disruption.

Results vary by property, location, and amenities, but our owners typically see a 15-30% increase in revenue within the first 6 months through better pricing, listing optimization, and increased occupancy. We are happy to share performance data from comparable properties.

We manage vacation rental cabins in Broken Bow, Hochatown, and the surrounding McCurtain County area of southeast Oklahoma. If your property is in this region, we would love to talk.

We are a locally-owned, owner-operated company, not a franchise or remote management firm. Our team lives and works in Broken Bow, and we treat every property like it is our own. We combine local expertise with modern technology, data-driven pricing, and genuine hospitality to deliver better results for our owners and guests.

We coordinate all turnover cleaning with our trusted local cleaning teams. Each clean follows a detailed checklist and is inspected for quality. Cleaning fees are charged to guests as part of their booking and do not come out of your management fee.

We use dynamic pricing tools that analyze real-time market data, competitor rates, local events, seasonality, and demand trends to set optimal nightly rates. Pricing is adjusted daily to maximize your revenue. You can set minimum rate floors if you prefer.

We use dynamic pricing software that adjusts your nightly rate daily based on real booking pace, local events, weekend demand, and comp activity in Broken Bow specifically, not a national model. We also hand-review rates for event weekends (Beavers Bend marathon, Choctaw rodeo, etc.) that automated tools miss, and adjust minimum-stay rules around high-demand dates.

We have a strict no-party policy at all properties. We use guest screening, noise monitoring devices, and occupancy limits to enforce this. If a guest violates the policy, we handle the situation immediately and pursue damage claims on your behalf.

Of course! It is your cabin. Simply block off the dates you want in our shared calendar. We recommend giving at least 2 weeks notice for peak season dates to avoid displacing bookings, but off-season dates can usually be blocked on shorter notice.

You will receive a detailed monthly owner statement showing all bookings, revenue, expenses, and net payouts. You also have access to a real-time owner portal where you can check performance at any time.

Only if you ask us to for a specific issue. By default you stay the point of contact and you dispatch us. If you'd rather never field a midnight message about a hot tub again, that's the Property Manager plan.

No. The base plan includes one scheduled maintenance clean a month. If you want that clean to land after a particular guest stay, we can schedule it that way, and it is never billed twice. Additional turnovers are quoted as their own line, either through this plan or through STR Cleaning & Local Support if you need turnovers on a booking calendar.

The base plan is one coordinated care cycle per calendar month. It is not weekly, and it is not continuous monitoring. Cleaning and hot-tub work may be done by different team members on different days, which does not create extra on-demand visits. If your property needs more frequent attention, we agree that in writing and price it accordingly.

Not necessarily. A monthly check is a good fit for a tub that sits covered and unused between your visits. A filled tub that is used often, or one at a rental with guests every weekend, needs more frequent testing and care than a monthly visit can provide. Your written plan states who handles what between visits, what the routine chemical allowance is, and when extra visits are needed. All hot-tub work is performed with our partner Broken Bow Hot Tub Co., and their recurring maintenance plans are the right answer for a tub that needs weekly attention. We will not tell you a monthly visit is enough when it is not.

No. Mail and packages you have authorized us to handle are collected during scheduled visits and placed in a designated secure spot inside the home. Daily collection, waiting for deliveries, and off-site storage are not part of the base plan and would need a separate arrangement.

The base plan does not include emergency or after-hours attendance, and we do not promise guaranteed emergency response. What we do agree in your written scope is how to reach us, what we can do when something urgent comes up, and how extra visits are approved and billed. For a burst pipe at 2 a.m. you still need a plumber; we can help you find a good one.

Yes, with your written authorization and a clear line between what they do and what we do. We coordinate with the existing arrangement rather than assuming their responsibilities, and we identify what is genuinely incremental before quoting anything, so you are never paying two companies for the same task.

Broken Bow and Hochatown, Oklahoma, and nearby McCurtain County properties we can actually reach on a scheduled route. If your home is a little further out, ask. Access and travel are confirmed during quoting, and we would rather say no than serve a property badly.

Yes, on the Property Manager plan lodging-tax filing is part of the service, and we track license renewals. What is owed depends on where the cabin sits. Inside Hochatown town limits the Town charges a 4% lodging tax on the full amount the guest pays, including cleaning and pet fees, filed with the Town monthly by the 15th. The Town's guidance is that it has not received lodging tax from Airbnb, VRBO, or similar platforms and that paying it remains the owner's responsibility, so it is not safe to assume the platform handled it. The Town also requires an STR license, which stays in your name. Our Hochatown STR license and lodging tax guide lays out every tax and links the sources. We are not a CPA or attorney; confirm your own filings with a tax professional.

You should carry a short-term rental policy (not just a standard homeowner policy, most exclude STR use). Carriers we see owners use include Proper Insurance, Safely, and CBIZ. Airbnb's AirCover and Vrbo's Liability Insurance add a layer on top of bookings through those platforms, but are not substitutes for a dedicated policy. We are not licensed insurance advisors, confirm coverage details with a broker.

Yes. Inside Hochatown town limits, a short-term rental needs a Town STR license before it is rented or advertised (Ordinance No. 6, 2024). A new license costs $400 the first year: a one-time $300 registration fee plus the $100 annual fee. Renewal is $100 a year, normally due July 1, and the Town charges a $250-per-month late fee for late renewals and for rentals that were never registered. The license must be displayed near the main entry, and the owner must name an emergency contact reachable 24 hours a day. Hochatown incorporated in November 2022. Rules change, so confirm current requirements with the Town of Hochatown; our Hochatown STR license and lodging tax guide links every source.

Hochatown sits at the gateway to Beavers Bend State Park and is one of the strongest cabin-rental markets in Oklahoma by occupancy and ADR. Demand is driven by drive-market guests from Dallas-Fort Worth, Oklahoma City, Houston, and Tulsa. Peak season runs spring through fall plus winter holidays, with steady weekend demand year-round. Exact revenue depends on bedroom count, amenities, and pricing strategy. Run the free audit to see real numbers for your specific cabin.

Both markets draw from the same visitor pool. Hochatown sits closer to Beavers Bend State Park, Hochatown Falls, and most of the restaurants and attractions, so cabins in Hochatown tend to command a small premium. Broken Bow proper has more lot variety, slightly lower land costs, and stronger lake access in the southern stretches. For pure vacation-rental ROI, Hochatown typically edges ahead on ADR while Broken Bow can edge ahead on cap rate. Neither is objectively better, it depends on your investment goals.

Peak nights are driven by fall foliage (mid-October through early November), winter holidays, Beavers Bend Marathon weekend, local fishing tournaments, spring break for Texas school districts, and long summer weekends. Our dynamic pricing software tracks these specifically rather than applying a national seasonality model. Missing even one event weekend can cost a typical cabin hundreds of dollars in revenue.

Hot tubs are nearly table stakes now. Beyond that, the amenities our data shows correlate with higher ADR and occupancy are: private pools (year-round demand has been trending up), fire pits, game rooms with arcades or pool tables, outdoor entertaining spaces with a grill, and pet-friendly policies. Our free audit will tell you which premium amenities top comps in your specific area have that your listing is missing.

Yes. We manage cabins throughout Broken Bow, Hochatown, and the surrounding McCurtain County area. Our local team and vendor network cover the full Broken Bow / Hochatown footprint. We also work with out-of-state investors, particularly the large cohort of Dallas and DFW owners. See the Dallas cabin owners page for that specific context.